I can draw money from the equity to use for anything I want.

The goal is to show that you are not making money in the lens of the IRS, but also making sure that you can + cashflow in the lending world.

When done well, giving a cash incentive to leave voluntarily will still cost you some money, but it may be faster, easier and may avoid property damage repair costs that sometimes are incurred when circumstances result in apathetic or hostile tenants.

I wrote "I am looking to raise private money" on my name tag and now I have several potential passive partners for my next deal.

Taking over his already paid down loan at 3.5% for 28 years saves a ton of money and no bank qualifying or lender costs.

If it keeps my vacancy numbers down, then the money I am putting aside for vacancy can go to the extra cost a professional might charge to fix the tenants mistakes.Just for reference, my tenants are staying on average about 5 years and I still save for vacancy between 2-4 weeks per year.

With less money in the deal it will boost your cash on cash return.

Im trying to save more money, and pay down credit cards, Does anyone have any Ideas on how to obtain financing and where to start with building process should i obtain financing!

I would double check I suspect HOA liens get removed as well since they are junior to the tax .. over the years we bought literally hundreds if not more than a thousand parcels in CA at tax sale and never once had a lien survive.. the only bummer was we got one over turned when the county missed the statutory publishing date  ( 21 days) by one day and the owner who lost the property brought a civil suit and the judge reversed it.. the entire sale that year could have been reversed over 250 properties but each and every own would have had to bring a civil suit.. then after one year there is NO ability to reverse the sale. and of course we got our money back.. but spent money on attorney. 

You have to find the money somewhere if you want it that badly.